Palazzo Verdi
www.constructionreviews.com
GOLD MEDAL AWARD WINNER
The Building of America
Greenwood Village, Colorado
Facts & Figures Owner: Palazzo Verdi, LLC
Palazzo Verdi
Developer: John Madden Company Type of Project: A new 15-story office building and parking structure Size: 450,000 gross square feet (312,000 rentable square feet of office space) Cost: $92 million (construction costs, plus the land) Construction Time: February 2007 - September 2008 The Need: Additional office space in Greenwood Village The Challenge: Working on a fast-track construction schedule
Gold Medal Award-winning Team Members Fentress Architects Architect Kiewit Building Group Inc. General Contractor Eco-Pan, Inc. Concrete Washout & Waste Management Reports Marino Tile and Marble, Inc. Tile & Stonework Fabrication & Installation Rocky Mountain Prestress Engineering, Fabrication & Installation of the Precast Building Woodwork Solutions, Inc. Architectural Woodwork
Front Cover/Photo courtesy of ©2009 Ken Paul
Located in Greenwood Village,
20,000 square feet of open space
complete,” said Darek Marino,
Palazzo Verdi is a new 15-
is used for banquets, weddings,
president/CEO of Marino Tile and
story, Leadership in Energy and
etc. and can accommodate from
Marble, Inc., the company that
Environmental
100 to 350 people.
fabricated and installed all the tile
Design
(LEED®)
gold-certified office tower. The
According to John W. Madden
building features 10 stories of
Jr., chairman of the John Madden
offices starting at the sixth story
Company, the project’s developer
finishes include the flooring and
to maximize views. The offices
and managing member of Palazzo
architectural
are stacked atop three levels of
Verdi, LLC, the project’s owner,
lobby features a native sandstone
tenant parking; a 4,000-square-
the most unique feature of the
and black granite stone flooring
foot atrium lobby; a double-
facility is the first-level space that
over an in-floor radiant heating
height, ground-floor art gallery
features 24-foot-high ceilings sur-
system. Woodwork Solutions, Inc.
with rotating exhibits; and a full-
rounding a 60-foot-high lobby
was responsible for the architec-
service restaurant.
colorado edition
Other
high-quality,
interior
woodwork.
The
with a 210-year-old, 15-foot chan-
tural woodwork, consisting of
The first level of the building
delier from Murano, Italy that was
Forest Stewardship Council (FSC)-
consists of the Madden Museum
restructured into 45 feet of glori-
certified cherry wood panels in
and a restaurant/banquet space.
ous chrome and glass centered
the elevator lobbies, stone van-
The museum will host humani-
15 feet above an exact replica of
ity tops in all the restrooms, and
ties lectures and features museum-
the Chartres Cathedral labyrinth
circular wood security desks and
quality work of both sculptures
found near Paris, France.
woodwork in the gallery portion
and paintings. Quarterly, the
and stonework.
“The
lobby
labyrinth
was
on the first floor. “Since this was
museum will exhibit works by local
installed to complex specifica-
a LEED® gold project, the rules
and regional artists. Additionally,
tions and took eight weeks to
regarding the woodwork are very
gold medal award winner
specific,” noted Jack Livingston,
quality were essential goals. At
president of Woodwork Solutions.
least 90 percent of the tenant
“We used only wood products
space grants a direct line of sight to
certified by the Forest Stewardship
the outside and abundant natural
Council…that
from
daylighting. In addition, the offices
close proximity sources. The end
begin on the sixth floor and feature
result is spectacular in appearance
panoramic views of the Front
and responsibly constructed from
Range and the Cherry Creek
sustainable forestry practices.”
Reservoir. Furthermore, only low
originated
Named for its green design,
volatile organic compound (VOC)-
the class AA office building will
emitting materials were used,
be among Colorado’s greenest
including paint and carpet. “This
office buildings. “John Madden
enhanced indoor air quality and
wants to create the best possible
more extensive use of daylight-
working environment to achieve a
ing have been show to benefit
healthy, productive office space for
employee health, morale and pro-
tenants,” said Curtis W. Fentress,
ductivity,” added Fentress.
FAIA, RIBA, principal in charge of
Among the project’s most inno-
design for Fentress Architects, the
vative sustainable features, accord-
project’s architect. To that end,
ing to Fentress, is the use of 30-plus
sustainability and environmental
waterless urinals. The non-flushing continued on page 12
gold medal award winner
Photos courtesy of ©2009 Ken Paul
colorado edition
The Owner’s Perspective with John W. Madden Jr., Palazzo Verdi, LLC/John Madden Company Q: What is the most innovative aspect of the project? JM: Probably the creative process starting with a “box,” exploring structural alternatives, enlarging restroom facilities, and adhering to LEED® models for materials, HVAC in particular. If you look at our track record, there’s an evolving number of buildings, which for the most part are prominent in their communities, starting with Omaha, Nebraska; San Jose, California; Detroit, Michigan; and of course Denver, Colorado.
Q: What were the greatest challenges encountered on this project? JM: Financing the project with absolutely no pre-leasing. The success, I suppose, was my dogged confidence in my own credit and in the ability of the Kiewit organization to perform. My great staff was and is dedicated to the creation of Palazzo Verdi, which of course, means green but also connotes a feeling, a deep feeling for music and the arts.
Q: How did the strengths and experience of the project team contribute to the success of the project? JM: On a 1 to 10 scale — 10+
Q: Were there any innovative strategies involving improved quality, cost-effectiveness or cost reductions?
Photo courtesy of William Swartz Photography
JM: In the predesigned stages, even in the after birth days, we innovated. Installing windows at the precaster’s yard, on the ground, working Saturdays (sometimes) and overtime hours when schedules were in danger or pours needed to be continuous.
Q: In all your experiences as an owner, what were some of the best lessons you have learned? JM: Forget, or at least focus less on the awards and concentrate on the mistakes that I have made. Good fortune comes from bad experiences. That is if you learn from these experiences.
6501 S. Fiddler’s Green Cir., Ste. 110 Greenwood Village, CO 80111 303-773-0400 www.johnmaddenco.com
Rocky Mountain Prestress (RMP) specializes in manufacturing precast/prestressed concrete products for a broad array of structures. For more than 50 years, the company has been a force in the progression of these products. RMP’s numerous and innovative applications with its products have led it to become a well-known leader in the industry. During the past 50 years, RMP has engineered, fabricated and installed precast concrete on some of the most challenging and monu-
5801 Pecos St. • Denver, CO 80221 303.480.1111 • www.rmpprestress.com
mental projects in Colorado. Additionally, projects as far away as Illinois, Hawaii, New Mexico, Wisconsin, California, Guam and Saipan have been a part of the company history. In addition to precast/prestressed concrete products, the company’s history of innovation continues with the evolution of its architectural finishes using form liners replicating stone, and the fabrication of panels with thin brick, tile, granite and marble installed at the plant and made a part of the final panel finish. “The list of innovations is extensive, including monolithic cores, the new Rocky Mountain Plating System, and other manufacturing techniques too numerous to list,” says William Field, retired director of business development for the company. RMP provides a wide range of services and products that meet and overcome the challenges that owners, developers, architects, engineers and general contractors encounter on projects. The company’s full-service approach begins with the preconstruction services for the owner’s team, including educating the designers with preliminary design assistance, budget and schedule preparation eventually evolving into the engineering/shop drawing process followed by fabrication, shipping and installation of a complete building structure. In the past 25 years, RMP has worked on some of the most paramount projects along the Front Range, including DIA, Colorado Convention Center, Aurora Justice Center, Pepsi Center, Coors Field and Jefferson County Justice Center. Additionally, one major accomplishment includes the segmental bridges of I-70 going over Vail Pass. Sections measuring 42 feet wide and more than 7 feet long, and weighing as much as 52 tons, were shipped from Englewood, Colo., to the Vail Pass jobsite. More than 400 pieces were match cast and installed using special handling equipment post-tensioned together. Some of the bridges were designed with spans well more than 100 feet long and upward of 200 feet. Each segment had grouted keywalls, and with the grout in place, the segments were post-tensioned together as each piece was set from the abutments. “This was truly a marvel in engineering design and construction technique coming to Colorado from France,” says Field. There have been many technological advancements in the industry, including the introduction of customized software for design and improved chemical additives increasing concrete strengths and workability. Other improvements include high-strength steel reinforcing and innovation in the design of steel connections. With the development of large cranes, the fabrication of large pieces has become commonplace, allowing buildings to get larger and taller and the precast industry to flourish. Backed by a highly talented staff, RMP is poised for the future, focusing on new and even more exciting applications of precast/prestressed concrete. Says Field, “Innovation has always been our trademark and is now a major part of the Rocky Mountain Prestress culture.” — Corporate Profile
Photo courtesy of Jason A. Knowles, Fentress Architects
colorado edition
gold medal award winner
The Architect’s Perspective with Curtis W. Fentress, FAIA, RIBA, Principal in Charge of Design, Fentress Architects Q: What were some of the drivers behind the design? What design materials or concepts were used? CF: Because the tenants and owner of Palazzo Verdi are green minded, sustainability and energy efficiency were major drivers in the design from the beginning. The building is situated adjacent to a light rail station, which offers public transportation throughout the Denver metro area. A park will be developed across from the office building. Targeting water efficiency, 30-plus waterless urinals used throughout the building will save from 15,000 to 45,000 gallons of water per urinal annually. The non-flushing urinals will save more than 500,000 gallons each year. The water conservation measures extend to landscaping, where drought-tolerant plant materials are combined with a grey water irrigation system that uses partially treated water. The building’s use of local materials was boosted to over 40 percent through extensive utilization of precast concrete for its exterior skin, floor structure and stairwells. Additionally, 75 percent of the total waste generated during construction will be salvaged or recycled, resulting in 210 tons of waste being diverted from landfills. Other sustainable features include energy-efficient lighting, heating and cooling. As a result, the owner will save roughly 10 percent in energy costs, reaping an annual savings of about $50,000. Photo courtesy of Fentress Architects
Q: What were the greatest challenges encountered on this project, either from your firm’s point of view or as a project team? CF: The greatest challenge was delivering a large office building on an aggressive, fast-track delivery schedule. Through skillful project management, early involvement of the contractor and close collaboration with the owner, John Madden Company, and the contractor, Kiewit [Building Group Inc.], our team was able to design and build a 422,000gross-square-foot building in merely 25 months.
Q: What were some of the lessons learned from this project? CF: Our experience on this project taught us the importance of including regulatory agencies as part of the team and involving them in the process early and consistently. Because of the owner’s longstanding relationship with the City of Greenwood Village, we were able to obtain our foundation permit quickly — within seven days of the application date.
421 Broadway Denver, CO 80203 303-722-5000 www.fentressarchitects.com
The General Contractor’s Perspective with J.D. Vetter, Vice President, Commercial Services, Kiewit Building Group Inc. Q: What is the most innovative aspect of the project (or of the design/construction process)? What could other owners learn from for their future projects? JDV: The project design envisioned the structure to be built in the spirit of LEED® silver, but several months into the project, the owner chose to pursue LEED® gold certification, including making a formal submittal to the United States Green Building Council. During preconstruction and even after construction had begun, KBG’s management team showed the owner the minor changes that were necessary to pursue LEED® gold. One example of this was during a constructability review in which we discovered that changing the window adhesive to a different brand and composition would earn the building one LEED® point, as well as save the project money. Savvy owners like John Madden Company understand that with a little bit of planning and extra effort at the outset, it is not as difficult as it might at first seem to construct a more sustainable building. Trusting your team can help you do so without raising costs or falling behind schedule.
Q: What were the greatest challenges encountered on this project and how, specifically, did you overcome them? JDV: One of the greatest challenges was to start construction in six months from the first meeting without even a single design document started. We overcame this by close coordination with both the owner and architect and worked from a phased construction design document. The collaborative effort with John Madden Company (owner), Fentress Architects and the Kiewit Building Group management teams was absolutely critical. In addition to working well internally, we worked on building relationships with outside parties in the city to expedite our work; particularly with permits. The close collaboration and relationships we built both internally and externally paid off with an aggressive schedule and budget being met. Beyond building strong interpersonal relationships, we were fortunate to have an owner that was heavily involved and was able to make quick informed decisions that kept the schedule on track. Also to their credit, they were willing to tolerate more risk than the average owner, and approved the pre-purchase of materials prior to final design. By buying materials ahead of time, timelines were shortened and costs were known — both of these were definite advantages to staying on schedule and within budget.
Q: What were some of the lessons learned from this project? JDV: The lesson we took from this project may sound cliché, but it is true — anything can be accomplished when the right individuals form a team that is greater than the sum of its parts. By committing to partnering and trusting fellow members of the team, we achieved some great things. Just one example is moving the project from LEED® silver to LEED® gold halfway through construction, all without a change in price or schedule.
Photo courtesy of Kiewit Building Group Inc.
7200 S. Alton Way, Ste. A-300 Centennial, CO 80112 303-930-9000 www.kiewit.com/kiewit-building-group
continued from page 3
urinals will save more than 500 gal-
which was boosted to more than
allowed the building to be con-
218 feet above ground level,” said
lons of water each year. The water
40 percent through the exten-
structed very rapidly and provides
William A. Field, retired director of
conservation measures extend to
sive utilization of precast concrete
a longer life expectancy than the
business development for Rocky
landscaping, where drought-toler-
for the building’s exterior skin,
typical 30 years of an average
Mountain Prestress.
ant plant materials are combined
floor structure and stairwells. Rocky
office building. “The installation
Construction waste manage-
with a grey water irrigation system
Mountain Prestress handled the
of nearly 2,400 pieces of precast
ment was also key to the project’s
that uses partially treated water.
engineering,
deliv-
was completed in 100 working
LEED® certification. In fact, 75 per-
Another sustainable measure
ery and installation of the precast
days. This project is the tallest all-
cent of the total waste generated
involved the use of local materials,
building. The precast concrete also
precast office tower in Colorado at
during construction was salvaged
fabrication,
or recycled, resulting in 210 tons of waste being diverted from landfills. Eco-Pan, Inc. was responsible for supplying all concrete washout and waste management reports on a timely manner for LEED® certification. “This helps the contractor control and document all material leaving the jobsite for recycling purposes,” noted Sergio Rodriguez, manager of the Denver Branch for Eco-Pan. Other sustainable features of the building include energy-efficient lighting, heating and cooling. As a result, the owner will save approximately 10 percent in energy costs, reaping an annual savings of approximately $50,000. When, after several months into the project, the owner chose to pursue LEED® gold certification instead of the envisioned silver, Kiewit Building Group Inc., the project’s general contractor, showed the owner the minor changes that were necessary to pursue gold. One example, according to J.D. Vetter, vice president of commercial services for Kiewit Building Group, was changing the window adhesive to a different brand and composition, which not only earned the building one LEED® point but also saved the project money. Furthermore, there was a continuous effort to inform the owner on the quality of the facility it was acquiring, said Vetter. Mockups were created for the exterior skin, the interior stone cladding, the paint finishes, the caulking/ sealer colors and the architectural grilles to ensure owner satisfaction Photo courtesy of ©2009 Ken Paul
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colorado edition
gold medal award winner
Photo courtesy of ©2009 Ken Paul
Back Cover/Photo courtesy of Jason A. Knowles, Fentress Architects
Photo courtesy of ©2009 Ken Paul
with the products prior to instal-
started,” said Vetter. “We over-
that included finishes was released
notes a feeling, a deep feeling for
lation. “These product mock-ups
came this by close coordination
in March 2007.
music and the arts.”
and our green recommendations
with both the owner and the archi-
occurred many times over the course of the project, which saved
challenge,
Palazzo Verdi is a landmark tower
tect and worked from a phased
according to Madden, was financ-
that provides 312,000 square feet
construction design document.”
ing the project with absolutely no
of office space. Because the owner
the owner money and produced a
The first package was the founda-
pre-leasing.” The success, I sup-
is “green” minded and wanted to
structure with a LEED® gold rating
tion design released in December
pose, was my dogged confidence
create a more healthy office space
that is very attractive to potential
2006 that permitted start of the
in my own credit and in the abil-
for the tenants, the building was
tenants,” noted Vetter.
foundation work while the remain-
ity of the Kiewit organization to
designed to be sustainable and
“One of the greatest challenges
ing portions and final finishes were
perform,” said Madden. “My great
energy efficient and has achieved
was to start construction in six
still in design. The final structural
staff was and is dedicated to the
LEED® gold certification from the
months from the first meeting
drawings were released in January
creation of Palazzo Verdi, which of
U.S. Green Building Council. n
without even a single document
2007, and the final design package
course means green but also con-
gold medal award winner
Another
project
— Stacey Nathanson
colorado edition
13
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